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HomeMy WebLinkAboutMINUTES Board of Adjustment 1995-12-05BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Board of Adjustment December 5, 1995 Board: Attending: Also Attending; Absent: Chairman Doylen, Members Dekker, Gillette, Newsom, and Sager Chairman Doylen, Members Dekker, Gillette, Newsom, and Sager Senior Planner Joseph and Deputy Clerk Kuehl None Chairman Doylen called the meeting to order at 8:00 a.m. MINUTES The minutes of the October 3, 1995 meeting were accepted as presented. DEVILLE SUBDIVISION. LOT 10. 1191 GRAVES AVENUE, GERALD E. PALMER/ APPLICANT -- REQUEST FOR SETBACK VARIANCE. Senior Planner Joseph reported the Applicant is requesting variances as follows: 1. Section 17.24.010. Four parking spaces are proposed next to the street with no separation from street lines by dense planting. In addition, the parking spaces at the north end of the site were drawn at 7' rather than the required 9', reducing the proposed number of spaces by three and leaving the Plan one space short of the required 26 spaces. 2. Section 17.20.040,B.,1.a. Applicant is requesting a variance to 20' 6", and the requested setback is 25' from the street. 3. Section 17.20.060. In the C-0 District the gross floor area of all floors in a building on the premises shall not exceed one-quarter times the lot area. In this instance, 5,892 sq. ft. are allowed. The Applicant is proposing 6,800 sq. ft. 4. Section 17.20.070. Impervious coverage is limited to 18,854 sq. ft. The Applicant is requesting 22,819 sq. ft., or 96.8% of the lot. Applicant Jerry Palmer reported the building was originally constructed 10' below street level, and his proposal would improve the visibility of the building, allow for handicapped access, provide additional covered parking under the street level, include landscaping, improve safety, and produce an architecturally- pleasing structure. Member concerns included the required parking spaces, drainage, architectural design, and future uses. Mr. Palmer responded that angular parking along the_ building could produce more parking spaces, that the large rocks in the northeast corner and the proposed landscaping will provide drainage retention, the architecture will be consistent with the adjacent neighborhood, and future use cannot be anticipated but it is not expected to change from the present, used for both service commercial and office space. Planner Joseph reported the parking available inside the existing building was not included in the total parking provided. The required parking demand was calculated using the demand rate of wholesale and industry for the existing building (1 space/300 sq. ft.) and the retail/office space rate of 1 space/200 sq. ft. for the proposed 2,000 sq. ft. addition. Planner Joseph noted that the position of the existing building on the lot presents a significant problem in producing a. space- efficient parking layout around the building. Al McGill, 1180 Woodstock Dr., expressed concern about drainage and safety and BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Board of Adjustment, December 5, 1995 - Page 2 suggested improvements to the proposal to accommodate these concerns. A letter was received from John and Peggy Lynch, 1180 Graves Ave., expressing concern about landscaping, parking, impervious coverage, architecture, and fill bank stabilization. A memo from Director Stamey commented on the following: the need for landscaping along the north and east property lines, the location of on-street parking in the right-of-way to allow for front yard landscaping, the correct width for parking spaces would reduce the total spaces from 11 to 8, the non-compliance with the required 26 parking spaces, and the lack of evidence regarding an exceptional condition or hardship to exceed the 25% floor area. Planner Joseph added that the Public Works Department requested that the owner be responsible for snow removal of on-street parking spaces and requested that the site would retain the increased run-off flow rate resulting from the paving and building addition. This should be verified by a drainage analysis prepared by a professional engineer. Also, the owner should be responsible for the expenses of relocating a power pole along Graves Ave. Planner Joseph noted that the 2,000 sq. ft. size of the addition warrants Planning Commission approval. At the suggestion of Member Sager, Mr. Palmer agreed to decrease the proposed addition to less than 2,000 square foot to avoid this requirement. There being no further discussion, it was moved and seconded (Dekker-Newsom) that, by reason of exceptional narrowness, slope and other extraordinary conditions identified during the meeting, the four variance requests be tentatively granted with the condition that the Applicant revise the proposed plan so as to address the following items at the January 2, 1996 Board of Adjustment meeting, and it passed unanimously: 1. Snow removal from proposed on-street parking to be the property owner's responsibility. 2. Power pole relocation to be made at the owner's expense. 3. Lighting to be the shielded source. 4. Architectural and design elevation drawings to be provided. 5. Fill slopes be stabilized or retained along the west and north property lines. 6. Drainage study to be submitted. 7. Site distance obstruction by the existing tree near the east driveway to be addressed. 8. The four parallel on-street parking spaces be relocated to the street right-of-way, and the possibility of shared parking with neighbors be investigated. 9. Landscaping be increased between the building addition and the street. 10. Landscaping be provided along the east and north property lines. 11. Vicinity map be provided. Applicant Palmer agreed to work with Staff to revise and complete the requests. Member Sager commended Mr. Palmer for his desire to comply with the recommendations. Sager noted he may not be in attendance at the next meeting, but he is in favor of the request upon compliance with all conditions. Sager added that a vicinity map should be included in all future applications. There being no further business. Chairman Doylen adjourned the meeting at 9:04 a.m. I K..J21 Tina Kuehl, Deputy Town Clerk